Maintenance/Management Fees

For those who following up my statement made 14th & 15th on this topic, this issue has been deleted & taken out!

I repeat briefly what I posted before just incase someone wondering what had happened. I am not sure if the owner of this blog taken out this topic in purpose or accidently.

Anyway, about our maintenance fees as most of us received, AH has started to charge us from 7th July 2009 (about RM180++/month) in advance for 3 months + 1 month deposit which most of club house facilities, car park block are not ready in use for us. Some how the CF yet to issue and we couldn’t stay in and renovate our units.

What my argument is why should developer start charging us that early? According to AH spoke person, this is due to employment of security guard and general expenses on water & electricity bills for common areas. But I personally feel that these expenses shall under their own cost. Even though we should bear the cost, it will only partially but not full monthly basis. It seems like developer is needed our money to cover their over head expenses & financial turn over.

Although our S&P & DMC agreements not stated clearly when should maintenance fees to be commenced, but definitely not that soon. Imagine if CF only can be ready in months (some said that) which we have to pay for maintenance fees for nothing coz we can’t do anything on our unit & usage of club house without CF. Some might thinking that by paying RM180++/month is nothing to them as long as they get their keys, but what I’m concern is doing the thing right first to our benefits and basic rights.

I did contact some well known developers; Savanna, Bukit Jalil (Berjaya), Aseana, Bandar Puteri Puchong (IOI), Setiawalk, Puchong (SP Setia), they usually obtained CF with VP together which benefit purchasers who can renovate their units after collected their keys & after defects completed). Developers only start charging maintenance from date of CF which I believe more convincing.

In our case, there is no problem by taking VP (collecting keys) then CF provided it wont takes too long but who knows. The problem is why maintenance fee start charging us from now, which definitely forcing purchasers to pay at least a month for nothing and burden us! We should voice it out hoping will gain their directors attention.

For those who are knowlegable on this issue. Please advise. Thank you.

In my opinion, even if you paid earlier, the fund is for the property maintenance....and if it is not used, it will still remain in the fund and be used in the future for our maintenance. Developer will use the money from the sales of the property which i believe release by the bank to them. The maintenance fee that we paid should be well documented and should be in black and white when they have their annual AGM. I believe for them to take care of the facilities and to maintain them need the fund as soon as purchasers start stepping in to the property... just my 2cents

Well, I dont mind paying all those fees in advance as like those renting a room in common. Just misleading our mind with this abnormal situation as appropriate practise in industry wont charge that early and wondering why it is so hush to pay now. I dont see any problem if AH start collecting the fees after CF so do well known developers commonly did. But if AH really has proper documented their accounting sheets, we will see and ensure all in good order then. Cheers!

contiki wrote:For those who following up my statement made 14th & 15th on this topic, this issue has been deleted & taken out!

hi contiki, i believe there were some problems with the forum yesterday and the database was rollback to 2 days ago.. if you notice, all replies/topic on 14th and 15th were gone..

anyway, regarding the maintenance fee, i have no problem to pay the 3 months and deposit provided they can issue the CF in near future.. i think it's a little unfair to charge us starting from July.. at least it should be prorated..

Hi T....i do agree with you. AH shouldnt ask for maintenance fees that early. It wont end up with chaos if purchasers start paying when CF obtained which commonly practise by most of developers. This is one of the weakness of our Government Housing Act/Policies, no guideline and subjective. Wish our CF will getting soonest possible so that our fees paid are worth it. Again, AH is setting this condition that if you wanna get your unit key, then you must have to pay the maintenance fees as stated. Sounds very tricky (enforcement rule by themselves) See how urge AH wanting money! Surprise and dilemma!

Yup... that sucks....
But no $$$ no keys or so that's what I'm told when I called up AH office.
And when your bank finally release the payment, dun forget to bring CASH.
The lady told me that if you pay with cheque, they'll need to wait 3 days for your cheque to clear before they let u have the keys.
But I dun really think there's anything we can do or is it?

Hi....

I've paid my maint. fees even before i get the keys....i know paid a little fast but anyway need to pay later also....but it was not a good idea to pinalise purchasers in this way even its legal...they could hv waited....
Anyway...any1 knows abt common facilities claim...i want to investigate on this...cos i looks overall its not fully ready...cos the car park roof is not ready yet...cos S& P says common facility must be ready(operational) when they send VP letter..10% of the last 20% of purchase price claimable on daily basis.
I believe the developer is sincere n hope they will initiate by themselves as accountable for this...



Any1 know abt this?

I called up REHDA about this issue on maintenance being charged early before CF. The officer answered that VP & CF should normally issue together or within a very short period of time. However what she mentioned usually developers will only start charging after obtaining CF.

In our S&P clause 19 (if not mistaken), there is a clause stated that maintenance fees will be calculated when VP taking place in a sum of partially (pro-rata basis) providing developer has submitted the Form D to relevant authorities & with supporting of Architect certification. Unfortunately, there is no specify time frame within CF & VP mentioned in S&P.

REHDA officer advise us to negotiate with them but since our S&P already quoted, it will be hard. Our concern now is developer has the responsible to follow up with Authority closely to get the CF in shortest time possible. If not we will paying fees in advance for nothing (even though balance of money will be kept in community fund, who knows what AH using for).

Meanwhile, you are right, still lots of works outstanding. I’m not sure about the car park block now, during my last visit, the ramp & ceiling are badly done. Excessive concrete chip at edges, cornering, wall etc can be seen easily. Staircase balustrades in condo block badly done, I’m not sure the design captured this way or developer running of time, the balustrade should encase inside the concrete structure and not exposed the mild steel plate on tread, looks ugly! This is bad design & laziest way to finish up. With luxury style of building but ‘chin-chai’ finishing at staircase caught me attention! Architect didn’t realized that?

But I do impress about the swimming pool. Absolutely gorgeous. Children playground should turf with smooth grass in lieu of normal turfing if possible to protect children fallen.

For those it may feel offended. I’m not like to complain but I would like to have my condo & surrounding in comfort manner for at least a standard module since we will living in a quite luxury environment. I don’t wish to see any below standard quality of works to ruin the whole concept of our condo. I pay more attention on quality & design of works as I’d been working with those well-known developers and I do understand the basis right of being a purchaser. If we taking too much attention on our own units itself without concerning on common areas, the developer will be much happier. Normally developer will pay less effort on those common areas if you can notice, but we have the right to complaint since we pay for our maintenance fees monthly. We want to be a smart purchaser since we’re going to stay for at least 5 years and above. By pointing out my views, purchasers will take initiative to judge themselves if those issues I brought out are justifiable. Complain means corrective action (not sabotage by any means). Just sharing though if you are concerned. Good Luck & Happy Weekends.

Dear contiki,
Your post wasn't deleted. Some of our posts were missing also due to some error.
I'm sure everyone also want a nice environment to live in and is equally concerned about it. But one important factor is the renovation. Already the promised delivery date have been postponed half a year and everyone is anxious to move in since many of us are waiting to move in and get married. But we can't start renovating until all the complaints in our unit have been rectified. So for most that comes first as we're all very excited now.
I'm sure once we start using the facilities we'll notice whatever fault and could highlight it.
But in the mean time, if you do notice anything then please do highlight to us so that we can also put them in our complaints when we go get our keys. Cheers !!!

Hi...

I'm AH2 buyer. Recently I went to a property exibition in Midvalley. There was presentation on common defect in condo or houses, and he mentioned some of the defect can't be seen in naked eyes by the buyer. There were question and answer session, on;crack tiles, water leakage from the floor above yours and misalignment and etc. After talking to him, he guided me what are the things we have to check in our unit before we carry out our renovation stuff.It was good tips.You guys can check their website:http://www.canaanbuildinginspector.com/index.htm.We can also hire them to do the cheking for us.The cost is some where around:500-600(depends on the sq feet).They will provide us a full report on the total defect with attachement of photo and cd.He also advice that once we past the report to the developer,they have to sign it.So from the date they have sign within certain period of timethey have to check your unit and rectify your default and if they fail to do so you can issue your own quotation for the defects and sent the copies to the developer and the lawyer,if they still ignore it then you can go to: Tribunal Tuntututan Pembeli Rumah(http://www.kpkt.gov.my/kpkt/main.php).For more info on this you can email:wlkang@canaanbuildinginspector.com.Hope this info helps Catherine

I saw some posting mention that's if no money no key. What is the function of the key?if we get key now,we can only check for the defect only rite? so is it ok if I just pay them when the CF is ready? can do all the thing and checking together.

I'm not sure whether they'll charge you interest if you pay late.
But whether you collect your keys or not, 14 days from the letter, your 18-mth starts.

On the building inspector, do you guys think it's really worth it to fork up another 600 to hire them?
If you're on a budget like me, 600 can be put into other good use leh.
But if any of you did go for it, please do share your experience.

On the Tribunal Tuntututan Pembeli Rumah, I think that it's right if your complaints have not been attended to. But do remember to c.c. AH a copy when you send out your letter so that they know u mean business. I did saw a number of defect list on the main door of the units on the ground floor though but not sure whether any actions have been taken. Today I only saw few workers cleaning up the units and another team working on the intercom system.

From my understanding, Vacant Possession will take place 14 days from the date of notice which stated in your letter. I think most of us receiving AH letter dated 7th July within this week which already elapsed a week, it will be disadvantage to purchasers. If any purchasers not collecting their keys within 14 days, you are deem to accept the unit and you will lost your right to report on your defects. Similar to Maintenance fees, it stated 7 days to make payment TO AH or you will be charged interest of 10%. However, AH did mention its standard clause and subjective coz its all pending to banks' payment. The most important is, your banker has to disbursement the stage payment to AH first before your VP allowed. Therefore, 14 days (VP) & 7 days (Maintenance) scenario are not practical until banker releases the money to AH. As AH concerned, you are advised to call your banker ensure those money cleared by AH before make any appointment for VP.

For those who has taken their keys (VP) & report any defects on their units, AH will given 30 days to rectify your complaints. If you found those defects not comply within 30 days, you have the right to engage 3rd party to rectify on behalf & all expenses will be charged to AH, providing you give written notice to AH 14 days for your intention.

30 days is stated in S&P? I hope they can retify all the problem within 2 weeks. If after 2 weeks no action been taken, can I start write letter to AH indicate that I will engage 3rd party 14 days later start from the date of notice?
I just took a visit on our facilities and club house. still alot of thing need to touch up for both club house and car park. If we get CF before they can settle all this issue, they need to pay penalty for the facilities right? So is it means that AH will try to delay the CF even though it acquire earlier? So that they no need to get this penalty according to S&P after issue the VP. Who can enlighten me on this? thanks

Yes. Under Clause 30 in our S & P, its stipulated the L.A.D procedures. You may write to Developer your intention after 2 weeks of rectification if you dont think it is right. Beware, since many units facing defects, developer may not doing it correctly all your complaints but we have the right to monitor and justify their rectification to our satisfaction.

To my understanding, developer usually obtained CF with VP. But in our case, since AH already delay in VP (more than 36 months) for earlier batch, AH has to pay purchasers L.A.D. In order to reduce their cost of paying penalty to upcoming purchasers, AH has no choice but to VP wwhile waiting for CF.

In normal circumstances, CF issued with all facilities done & ready in use. If not, purchasers have the right to ask for compensation due to. Some how, AH will try not to do that but to have sectional completion.

For those who yet to inspect your home unit, you have the right to inspect your car park lot as well. Remember, although there is nothing can be seen besides a empty concrete surface, its your responsible to check your lot to be the same as yr S&P location. It wont take you long for that but just about 10 mins, better than regret. Look at the car park entrance/exit, to my personal view, its rather dangerous that entrance and exit using the same junction & it will be blocked by TNB substation when exiting from car park block which we cant realise the incoming vehicles entering. Ramps are too rough & AH should provide mild steel grill cover on scupper drain on end/begining of all ramps which our vehicles tyres have to cross it smoothly. Voice it out before its too late as majority of us dont realise from now. On car park ceiling, you can easily see those bad workmanship in common which developer just dismantled the formwork & paint it off. Im not sure if you can accept that, but I will definitely highlight to AH for their unproffesional quality of work. Hope if you have the same thought to gather our force to make their attention.

Dear All AH1

Maybe we can arrange one date goto AH office (serdang) discuss with them.
If anyone have a problem about the maintenance and CF. more ppl more power

I visited AH yesterday , actualy is need pay d maintenance fee thn take my home key n check my unit...but disappointed is they told me tht d CF need wait more 3 mths for progress...omg!!! thts mean we jz can starting renovation or move in on nov09!!! I'm rush getting marry on dec.... hw now!!! cant do anything!!! It realy disappointed!!! so...I no pay any payment to them thn go away..
But If not collecting d keys within 14 days, it realy will lost my right to report on my defects?! haiz..

tyw wrote:I visited AH yesterday , actualy is need pay d maintenance fee thn take my home key n check my unit...but disappointed is they told me tht d CF need wait more 3 mths for progress...omg!!! thts mean we jz can starting renovation or move in on nov09!!! I'm rush getting marry on dec.... hw now!!! cant do anything!!! It realy disappointed!!! so...I no pay any payment to them thn go away..
But If not collecting d keys within 14 days, it realy will lost my right to report on my defects?! haiz..

Tyw, i understand you concern, but i think you better find a right time and discussion with the staff there in order to find out solution...........

Tyw.. you sure they said 3 months? Which also means that if you paid, the advance Maintenance fee for 3 months will be paid for nth since you cant even move in... really need to discuss with them already i guess... Cos from what i heard, once we got our key, we can start to do renovation already .. CF is for you to move in and live.. no? Brothers and Sisters, he need help..

JiNG wrote:Tyw.. you sure they said 3 months? Which also means that if you paid, the advance Maintenance fee for 3 months will be paid for nth since you cant even move in... really need to discuss with them already i guess... Cos from what i heard, once we got our key, we can start to do renovation already .. CF is for you to move in and live.. no? Brothers and Sisters, he need help..

Jing, i agree on what you say, we can start to do renovation already .. CF is for you to move in and live, this same situation with my brother Condo last time

contiki wrote:For those who yet to inspect your home unit, you have the right to inspect your car park lot as well. Remember, although there is nothing can be seen besides a empty concrete surface, its your responsible to check your lot to be the same as yr S&P location. It wont take you long for that but just about 10 mins, better than regret. Look at the car park entrance/exit, to my personal view, its rather dangerous that entrance and exit using the same junction & it will be blocked by TNB substation when exiting from car park block which we cant realise the incoming vehicles entering. Ramps are too rough & AH should provide mild steel grill cover on scupper drain on end/begining of all ramps which our vehicles tyres have to cross it smoothly. Voice it out before its too late as majority of us dont realise from now. On car park ceiling, you can easily see those bad workmanship in common which developer just dismantled the formwork & paint it off. Im not sure if you can accept that, but I will definitely highlight to AH for their unproffesional quality of work. Hope if you have the same thought to gather our force to make their attention.

I second contiki for that matter of exercising our rights in demanding quality. Though I am AH II owner, what is done to AH I will set a standard for AH II and then AH III. So, lets join forces to exercise our rights.

Hint wrote:

JiNG wrote:Tyw.. you sure they said 3 months? Which also means that if you paid, the advance Maintenance fee for 3 months will be paid for nth since you cant even move in... really need to discuss with them already i guess... Cos from what i heard, once we got our key, we can start to do renovation already .. CF is for you to move in and live.. no? Brothers and Sisters, he need help..

Jing, i agree on what you say, we can start to do renovation already .. CF is for you to move in and live, this same situation with my brother Condo last time

Dear Jing & Hint,
It's true...is both girl told me yesterday noon...tht y I so angry n no pay them any payment thn go away!!! ...she said cant renovation!!!